Brunswick Layover Environmental Assessment (EA)

Appendix C: MaineDOT Investigation of Industrial Site Alternative for 

Layover Facility

September 2013

STATE OF MAINE DEPARTMENT OF TRANSPORTATION JEFF TWEEDIE, P.E 

 BUREAU OF PROJECT DEVELOPMENT ASSISTANT PROGRAM MANAGER

 MULTIMODAL PROGRAM PH: 207.624.3427 

 16 STATE HOUSE STATION FAX: 207.624.3401 

 AUGUSTA, ME 04333-0016 jeff.tweedie@maine.gov

INTEROFFICE MEMORANDUM 

TO: COMMISSIONER DAVID BERNARDT 

FROM: JEFF TWEEDIE 

SUBJECT: OPINION OF COST DIFFERENTIAL FOR NNEPRA LAYOVER FACILITY 

DATE: FEBRUARY 7, 2013 

CC: JOYCE TAYLOR, BILL PULVER, RICH CRAWFORD 

Per your request, we have reviewed the potential cost difference of constructing a rail layover facility by the 

Northern New England Passenger Rail Association (NNEPRA) at the West Brunswick and Industrial Park 

Sites in Brunswick. The results of our review indicate the rail layover facility will cost approximately $2.8 

million more to construct at the Industrial Park Site than at West Brunswick Site. We also estimate that the 

time to deliver the project will be increased by approximately 2.5 years. 

The details and rationale behind our opinion of the potential cost difference for the facility at the two sites is 

included in the attached report. If you have any questions regarding the contents of the report please contact 

us. 
MaineDOT Bureau of Project Development Multimodal Program 

February 7, 2013 1 of 5 

NNEPRA: OPINION OF COST DIFFERENTIAL FOR DESIGN AND CONSTRUCTION OF 

A RAILROAD LAYOVER FACILITY AT TWO DIFFERENT SITES IN BRUNSWICK 

Task: 

To determine the difference in cost between constructing a railroad layover facility at two site 

locations in Brunswick. Material provided to the Department consisted of planning reports, 

preliminary design aspects, and topographic information at one of the sites. The two sites are 

described as follows: 

West Brunswick: Site was a formal rail yard, which is no longer in use. Surrounding properties 

consist primarily of residential dwellings. Preliminary design has been completed for this 

location. Property and environmental approvals have been obtained for this location. Project 

was advertised as design-build, not yet awarded. 

Industrial Park: Site is northerly of PanAm rail line at Brunswick Industrial Park. No formal 

design has been initiated for this location, beyond planning level review. The site is bound to 

the North by several businesses, two of which are motels. 

Compliance with Brunswick sound ordinances is required at both sites; as a result, the details of 

the layover building design and construction are considered equivalent at both locations. The 

difference in cost between the two sites will consist of additional design for the Industrial Park 

Site, additional property rights, variability in material quantities required for construction, site 

specific design, environmental, & construction features. 

Design: 

Review of available subsurface conditions, and knowledge of the soils at the location of the 

Brunswick Platform, indicates the soils to consist of fine sands & silts. Due to the depths of the 

fill, along with the foundation loading for the layover facility, site specific geotechnical design 

and construction monitoring is probable in order to develop the industrial Park Site. The cost 

for completing the geotechnical engineering work from design through construction is 

estimated at $180,000. 

The West Brunswick Site currently has an existing entrance. In comparing the cost difference 

between the two sites, an entrance will need to be designed and constructed for the Industrial 

Site. We estimate the cost for design for the entrance at $20,000. 

The resulting total additional design costs, beyond what is needed for the West Brunswick Site 

is estimated at $200,000. 

Environmental: 

Additional costs associated with environmental requirements for the Industrial Park Site was 

determined to be primarily due to additional fees for permitting the site. The Industrial Park 

Site is within the watershed area of an Urban Impaired Stream. The stream is also a tributary to 

the Androscoggin River, which has been determined to be Endangered Species Critical Habitat; 

as a result, Section 7 Consultation would be required. Permitting requirements for the site 

would require Site Law and Storm Water Treatment Requirements. 

Total cost for the increased permitting effort for the Industrial Park Site is estimated at $50,000. 
NNEPRA: OPINION OF COST DIFFERENTIAL FOR DESIGN AND CONSTRUCTION 

OF A RAILROAD LAYOVER FACILITY AT TWO DIFFERENT SITES IN BRUNSWICK 

February 7, 2013 2 of 5 

It should be noted, that the Department is not completely familiar with all aspects associated 

with permitting a rail layover facility; these aspects may include, but not be limited to: air 

emission requirements from running stationary trains, and maintaining potential hazardous 

materials on site used in servicing trains. 

Property: 

To determine the additional cost due to property impacts for the Industrial Park Site, the area 

of property to be acquired was determined based on transposing property line information 

from Town Tax maps, onto the aerial site plan for site. 

• The areas to be acquired from each of the parcels were arrived at based on rough scaling 

from the site plan. The total area of property to be acquired for the site is estimated at 

5.6 acres. 

• The values used to arrive at the estimated acquisition cost for the areas to be acquired 

were based solely on municipal assessment records. To note, assessed values for 

properties in Brunswick are indicated to be at approximately 70% of market value based 

on the municipality’s current “certified ratio”. Actual appraisals may result in different 

value indications for the areas to be acquired. 

• In the valuation of the areas to be acquired, no consideration was given to regulatory, 

topographical, or other conditions specific to the areas to be acquired, or the remainder 

portions of these properties. 

• Consideration was not given to “severance damages,” to any of the remaining property 

not to be acquired. For this site, primary opinion for greatest potential severance 

damages comes from noise generated at the facility. Given noise restrictions in the area 

around the site, and the proximity of hospitality businesses, severance damages could 

potentially greatly increase the acquisition cost for these parcels. 

Based on the approach discussed above, the potential additional cost to develop the Industrial 

Park Site with respect to property acquisitions is estimated at $200,000.

Construction: 

To determine the difference in construction cost, baseline stationing was established along the 

rail mainline. Where necessary, cross-sections were developed by hand to determine 

quantities. Estimated qualities were input into the Department’s estimating software and cost 

was determined based on Department historic data. 

Clearing, MaineDOT item 201.11: 

Clearing was measured using the scale on the plan provided. All the area between the existing 

main line track and 10 feet beyond the site plan for the layover facility was assumed to require 

clearing. 5.04 acres were calculated with a unit price of $20,000 per acre including labor, 

materials, equipment, profit and overhead. Total = $100,800. 

Common Excavation, MaineDOT item 203.20: 

Common excavation quantity of 300 CY is a throw in quantity. Given the soils types, it was 

assumed that some portion of the subgrade in this area will be unsuitable and need to be 

excavated and have suitable fill brought in. At a unit price of $20/CY the total for Common 

Excavation is $6,000.
NNEPRA: OPINION OF COST DIFFERENTIAL FOR DESIGN AND CONSTRUCTION 

OF A RAILROAD LAYOVER FACILITY AT TWO DIFFERENT SITES IN BRUNSWICK 

February 7, 2013 3 of 5 

Common Borrow, MaineDOT item 203.24: 

Common borrow fill was measured using the scale on the plan provided. Cross sections were 

used to calculate cubic yards of fill needed to bring existing grade to anticipated elevation to 

construct three sidings and a building. Cross sections were drawn for every 50 feet along the 

mainline track and extended 10 feet beyond the railroad right-of-way. Fill for the anchorage of 

a retaining wall was not a part of the common borrow pay item. Areas of cross sections were 

calculated using matrices and volumes were calculated using the average area between 

sections multiplied by 50 feet. 42,100 cubic yards were calculated with a unit price of $12.00 

per yard including labor, materials, equipment, profit and overhead. Total = $505,200. 

Cofferdam (Steel Sheet Piling), MaineDOT item 511.07: 

Shoring will be required to construct retaining walls, and retain fills near the existing culverts 

during construction. Shoring was assumed to consist of Steel Sheet Piling. As the sheeting will 

not be part of the final design, a cofferdam pay item was included in the estimate for this 

purpose. The sheeting was assumed to be required along the north side slope above the 

culvert at the east end of the site, with an embedment of 15 feet and a height of 25 feet above 

grade, and a total span 150 feet. Lump sum price for cofferdam estimated to be $60,000.

Extension of Existing Box Culvert, MaineDOT item 534.75 

Actual culvert information is unknown. An estimate of $35,000 each to extend two is an Ad Hoc 

number. Actual cost to extend the culverts could be more or less, depending on treatment 

chosen. Total = $70,000. 

Plain RipRap, MaineDOT item 610.08 

Plain riprap was assumed to cover the ends of the pipes and to protect the foundations of 

retaining walls. Estimated quantity of 148 CY, at $70/CY, estimated total is $10,360. 

Prefabricated Concrete Modular Gravity Wall, MaineDOT item 635.14: 

The Prefabricated Concrete Modular Gravity Wall was measured using the scale on the plan 

provided. The retaining wall was placed in areas where gradual grading was not a possibility 

due to right-of-way lines, and streams. Retaining walls were measured by the square footage of 

the exposed wall face. Soil shall be backfilled the same horizontal distance as the height of the 

exposed wall. Backfill will be incidental to the 635.14 pay item. The retaining wall was 

estimated to have a unit price of $60.00 per square foot including labor, materials, equipment, 

profit and overhead. With an estimated quantity of 8,200 SF, Including 5100 CY of select 

granular borrow for wall backfill, the total is $492,000. 

SITE SPECIFIC CONSIDERATIONS 

Review of available subsurface conditions, and knowledge of the soils at the location of the 

Brunswick Platform, indicates the soils to consist of fine sands & silts. Due to the depths of the 

fill, along with the foundation loading for the layover facility, soil improvement methods and 

deep foundations are probable at the site. Soil improvement methods were assumed to consist 

of preloading with vertical wick drains. 

Vertical Drainage Wicks, MaineDOT item 209.29: 

Length assumed to be 60’, spacing at 3’ triangular spacing over 7000 SF, equates to a total 

length of 60,000 feet. At a unit price of $0.75 per foot, the total estimated cost is $45,000. 
NNEPRA: OPINION OF COST DIFFERENTIAL FOR DESIGN AND CONSTRUCTION 

OF A RAILROAD LAYOVER FACILITY AT TWO DIFFERENT SITES IN BRUNSWICK 

February 7, 2013 4 of 5 

Steel H-Beam Pile Delivered and In Place, MaineDOT items 501.40 & 501.401; Pile Tips, 

MaineDOT item 501.90; Pile Splices, MaineDOT item 501.91; and Pile Driving Mobilization, 

MaineDOT item 501.92:

• Piles were assumed to be required to prevent differential settlement along the layover 

facility structural concrete slab. Piles were assumed to be HP 12x53, with 8 piles per bay 

and 3 bays, a total of 24 piles was estimated. Assuming 100 feet per pile a total of 2400 

feet is required. At $60/ft, delivered and in place, the total estimated cost is $144,000. 

• The 24 piles will require 24 driving tips and 120 splices, total cost for tips and splices 

estimated at $24,000. 

• Pile driving equipment mobilization is paid at lump sum, estimated at $50,000. 

Total for H-Beam Pile items: $218,000 

Dynamic load testing, 501.231: 

Verification of pile resistance will be required via Dynamic Load Testing. Dynamic Load Testing 

is estimated to cost $4,000 per test, with 3 tests, the total is $12,000. 

Settlement Platforms 656.09 and Hydrometer Piezometers 646.32: 

Instrumentation is expected to be required to monitor foundation soil settlement, and shear 

strength during preloading. This information will be used to determine when the site has 

stabilized, and it is safe to construct the layover facility. Instrumentation is estimated to consist 

of settlement platforms and hydrometer piezometers. Estimated total cost for instrumentation 

is $5,500. 

ACCESS ROAD OPTIONS 

Two access road options were examined, one entering from the North via Route 1, the second, 

entering from the South, through the Industrial Park and crossing the main line tracks. Of the 

two options, the entrance from the North was determined to be the most cost effective; this 

was due to the need to construct a formal crossing at the main line tracks to the South. The 

estimated cost to construct the entrance from the North via Route 1 is $206,625. 

Mobilization, MaineDOT item 659.10: 

Mobilization cost for construction contracts is typically taken at 10% of estimate of the other 

construction pay items. For the cost of the items discussed herein, an additional cost for 

mobilization is estimated at $150,000. 

Total estimated additional construction cost: $2.1 million 

Construction Inspection Oversight: 

Construction engineering inspection and oversight (CE) is typically taken at 10% of the total 

Construction contract. For the additional cost for construction, the estimated additional CE will 

be taken at 10% of the additional construction cost, estimated at $200,000. 

Time: 

To develop the Industrial Park Site additional time will be added to the project. A timeline of 

possible duration for delivery (with emphasis on critical-path items) to get the site refined to a 

point to construct the layover facility building is as follows: 

• Site survey, and establish existing conditions: 3 months
NNEPRA: OPINION OF COST DIFFERENTIAL FOR DESIGN AND CONSTRUCTION 

OF A RAILROAD LAYOVER FACILITY AT TWO DIFFERENT SITES IN BRUNSWICK 

February 7, 2013 5 of 5 

• Site plan development & environmental permitting: 9 months

• Property appraisals & acquisitions, while developing final contract documents: 6 months

• Advertise for construction and start construction (up to preconstruction meeting): 2 

months

• Clear, construct preload: 2 months

• Preload surcharge: 6 months

• Extend pipes, bring to final grade, and drive pile: 2 months

Total estimated additional time to develop Industrial Park Site: 30 months (2.5 years) 

Summary: 

The total aggregate additional cost, ignoring inflation, to develop the Industrial Park Site is 

estimated to be $2,750,000, Broken down as follows: 

• Preliminary Engineering, including environmental permitting (PE): $250,000

• Right-of-Way (ROW): $200,000

• Construction: $2,100,000 

• Construction Engineering and inspection (CE): $200,000

Inflation: Considering inflation over the additional 2.5 years at 3%, results in an increase of 

approximately $200,000. It should be noted, that any additional cost due to inflation resulting 

from delay would not be realized over the entire additional aggregate cost of $2,750,000, as 

some of the expenditures would be appropriated during the additional 2.5 years required to 

develop/deliver the project. However, additional cost due to inflation on the construction of 

the layover facility structure would add additional cost, which is beyond the scope of this 

assessment. 

Limitations: 

The cost comparison opinion discussed herein is based on limited information at both of the 

sites. The actual difference in cost may be significantly different than presented herein.